6013 Idle A While Cir · Ridge Manor, FL 33523

$179,900

2 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 66 Days on market

Built 1958 0.35 ac lot Est $235k · 23% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.0/10.0
• 1% rule +6.1/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Virtually Staged. PRICE REDUCED!! SELLER IS MOTIVATED!! Additional interior photos added - more photos coming soon. This charming 2 bedroom, 2 bathroom home with tons of potential is ready for its new owners. The home sits on . 35 acres, and backs up to a large retention pond adding an extra level of privacy. As you approach the home, you’re welcomed by a spacious front porch, which also conveniently houses the washer and dryer. Inside, the home offers a functional layout with plenty of potential to make it your own. Recent updates provide peace of mind, including a new HVAC system (2023), partial roof replacement (2026), and a newly replaced well pump and piping (2026). Both bathroom

Key facts

• Renovated bathrooms
• Wood-look tile
• Spacious front porch

Tags

• SPACIOUS FRONT PORCH
• NEW HVAC SYSTEM
• PARTIAL ROOF REPLACEMENT
• NEWLY REPLACED WELL PUMP
• RENOVATED BATHROOMS
• WOOD-LOOK TILE

Property features AI

Finance

• Other: Zoning: R1C
• Financial info: No lease restrictions
• HOA & community: No HOA; Pets allowed

Exterior

• Utilities: Well water; Septic tank; Electricity connected
• Home design: Single family residence; Attached property; One story; Faces east; Completed condition; Homestead exempt
• Construction: Vinyl siding and block construction; Metal roof; Slab foundation; Built on a 0.35-acre lot
• Exterior features: Storage; Exterior lighting; Sliding doors; Level lot; Concrete road access

Interior

• Kitchen: Range
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Solid wood cabinets; Ceiling fans; High ceilings; Thermostat
• Laundry & utility: Washer; Dryer; Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $49 ($584/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.3% in Ridge Manor — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#736 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, employment D, schools F.
• Hernando (suburban): math 50% / reading 50% proficiency, ranked #38 of 73 in FL (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 295 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,505 units permitted in Hernando County in 2024 (318 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Hernando County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $143k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.32%
• DSCR: 1.50
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $234,960
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6114 Idle A While Cir	0.17mi	2/1.5	1,130 (+6%)	15mo	$230,000	$204	68
33486 Westwood Dr	0.48mi	2/2.0	1,062 (-1%)	6mo	$270,000	$254	68
6034 Idle A While Cir	0.09mi	3/2.0 (+1)	1,100 (+3%)	18mo	$285,000	$259	66
33241 Westwood Dr	0.62mi	2/1.0	1,008 (-6%)	1mo	$207,000	$205	61
5425 Leisure St	0.15mi	2/2.0	1,200 (+12%)	11mo	$220,000	$183	59
33357 Westwood Dr	0.45mi	2/2.0	1,000 (-6%)	11mo	$244,000	$244	55
33243 Pennsylvania Ave	0.54mi	3/2.0 (+1)	960 (-10%)	18mo	$211,000	$220	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 3.01×
• Total profit: $101,282
• Equity at exit: $162,068

10-year hold

• IRR: 22.2%
• Equity multiple: 6.88×
• Total profit: $296,223
• Equity at exit: $349,506

Cash invested: $50,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33523

• Home prices YoY: 3.8%
• Active inventory: 295
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,991 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$75
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $49

Break-even live

Break-even rent $1,929

Max offer price $179,900

Occupancy floor 93%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5431 Tower St Dade City, FL	2.0	1.5	1188	$2,000	$1.68	18d	1	0.13mi
34807 Evergreen Way Dade City, FL	3.0	1.0	1000	$1,900	$1.90	20d	1	1.36mi

Listing history 39 events

1. 2026-06-18
   days on market $179,900 Active 66 DOM
2. 2026-06-17
   days on market $179,900 Active 65 DOM
3. 2026-06-16
   days on market $179,900 Active 64 DOM
4. 2026-06-15
   days on market $179,900 Active 63 DOM
5. 2026-06-13
   days on market $179,900 Active 61 DOM
6. 2026-06-13
   days on market $179,900 Active 60 DOM
7. 2026-06-09
   days on market $179,900 Active 57 DOM
8. 2026-06-08
   days on market $179,900 Active 56 DOM
9. 2026-06-07
   days on market $179,900 Active 55 DOM
10. 2026-06-04
    days on market $179,900 Active 52 DOM
11. 2026-06-03
    days on market $179,900 Active 51 DOM
12. 2026-06-02
    days on market $179,900 Active 50 DOM
13. 2026-06-01
    days on market $179,900 Active 49 DOM
14. 2026-05-31
    days on market $179,900 Active 48 DOM
15. 2026-05-18
    price $179,900
16. 2026-05-06
    price $189,900
17. 2026-04-13
    listed $200,000 Active
18. 2025-09-02
    historical
19. 2025-09-02
    historical
20. 2025-06-23
    price $180,000
21. 2025-06-23
    price $180,000
22. 2025-05-01
    listed $190,000 Active
23. 2025-04-30
    listed $190,000 Active
24. 2024-08-10
    historical
25. 2024-05-28
    price $165,000
26. 2024-02-10
    listed $180,000 Active
27. 2023-10-23
    historical
28. 2023-10-06
    price $165,000
29. 2023-09-27
    listed $175,000 Active
30. 2023-08-15
    historical
31. 2023-07-27
    price $190,000
32. 2023-07-17
    listed $200,000 Active
33. 2022-05-23
    soldstatus $143,000
34. 2020-09-30
    historical
35. 2013-06-19
    soldstatus $32,000
36. 2013-02-27
    listed $57,000
37. 2013-01-30
    listed $39,900
38. 2006-02-24
    soldstatus $115,000
39. 1998-09-28
    soldstatus $35,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $948 · $79/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: +$545/yr (+$45/mo · 57.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 67% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,888
• − Mortgage interest: −$10,077
• − Property taxes: −$948
• − Insurance: −$6,018
• − Repairs & maintenance: −$1,911
• − Management: −$1,911
• − Depreciation: −$5,233
• Taxable loss: −$2,211
• Est. tax savings @ 24.0%: +$531
• After-tax cash flow: $1,115/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Hernando
• NCES district ID: 1200810
• Math proficiency: 50% ▼ -8.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $41,985
• Composite: 42.03/100
• National rank: #3329
• State rank: #38 of 73 in FL

Livability — Ridge Manor

• Score: 63/100
• State rank: #736
• US rank: #15912

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment D Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ridge Manor, FL
• Population (ZIP): 19,296

Population outlook (Hernando County) Hauer SSP2

• Today (2025): 189,218 people
• By 2030: 194,367 · +2.7%
• By 2040: 203,398 · +7.5%
• By 2050: 209,589 · +10.8%
• By 2075: 218,452 · +15.4%
• By 2100: 205,923 · +8.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Hispanic / Latino 28% Black 10% Two or more races 10% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 21% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 5% Slovak 1% Romanian 1%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 75% English-only · Spanish 21% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Hernando

• 2024 margin: Solid R (+37.0) · D 31.1% · R 68.2%
• 2008→2024 swing: -33.5pp toward R · 2008: -3.6pp · 2024: -37.0pp
• All cycles: 2024: R+37.0 2020: R+30.2 2016: R+29.0 2012: R+8.5 2008: R+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.36%
• Current HPI: 448.7
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+414.0% since first listed

25 events — show timeline

• 2026-05-18 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-02 Listing Removed — HCAR
• 2025-06-23 Price Changed $180,000 HCAR
• 2025-06-23 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-01 Listed $190,000 HCAR
• 2025-04-30 Listed $190,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-05-28 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-10 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-10-06 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-27 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-07-27 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-17 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-23 Sold (Public Records) $143,000 Public Records
• 2020-09-30 Listing Removed — HCAR
• 2013-06-19 Sold (MLS) $32,000 Stellar MLS as Distributed by MLS Grid
• 2013-02-27 Listed $57,000 HCAR
• 2013-01-30 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2006-02-24 Sold (Public Records) $115,000 Public Records
• 1998-09-28 Sold (Public Records) $35,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $948 · -0.6% YoY. Source: county tax records.